Concept Presentation for the former Beales department store in Tonbridge, Kent. (By Tonbridge Civic Society). September 2022
Proposal for the former Beales department store July 2022 Tonbridge, Kent September 2022 Ton comm forum.pdf
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Who we are.
Preliminary discussions have taken place with TMBC and Sainsbury’s prior to presentation to the Tonbridge Community Forum. The proposal contained within this document have not been approved by TMBC or Sainsbury’s. They are intended as a vision of what could happen in a specific part of Tonbridge with the right kind of collaboration. What we propose is potentially the first phase of a collaborative, sustainable approach to retail and urban enhancements throughout Tonbridge.
Founded in 1963, the Tonbridge Civic Society now has over 450 members. It is an apolitical group with membership open to all who wish to encourage conservation of the town’s historical features, enhancement of its present character, and excellence in planning for its future. We have prepared some proposals for discussion with Sainsbury’s and Tonbridge and Malling Borough Council to re-imagine the empty former Beales department store into a vibrant co-worker space and thriving covered market, with the existing public carpark modified to become a multi-purpose plaza.
• 8 key metrics, consistent reporting, linked to incentives
Our general understanding of Sainsbury’s.
• Pursue partnerships or out source where faster • Robust profit delivery, consistent dependable cash flow
Committed to championing human rights CommunityPartnerships Leave a measurable positive impact communitiessource ReductionFood Reduce food by 50%
Progress against priorities Financials Strategic highlights Healthy & sustainable diets
Committed to championing human rights CommunityPartnerships Leave a measurable positive impact communitiessource ReductionFood Reduceby50%
At least 83% healthy and better for you sales tonnage by CarbonReduction2025inemissions
• Structurally lower cost to sales ratio
Plan for Better: bold commitments
• Putting our customers first and doing the right thing for our colleagues, our suppliers and every community we serve.
Plan for Better: bold commitments
Progress against priorities Financials Strategic highlights Healthy & sustainable diets
Preliminary Results 2021/22
57 J Sainsbury plc
At least 83% healthy and better for you sales tonnage by CarbonReduction2025inemissions
• Food back at the heart of Sainsbury’s
• Portfolio brands supporting food, delivering for customers and shareholders in their own right
57 J Sainsbury plc
Progress against priorities Financials Strategic highlights Healthy & sustainable diets
Committed to championing human rights CommunityPartnerships Leave a measurable positive impact communitiessource ReductionFood Reduce food by 50%
Sainsbury’s Plan for Better
Reduce Scope 1 & 2 emissions to Net Zero by 2035 Reduce Scope 3 emissions by 30% by humanChampioning2030rights
Proposal for the former Beales department store July 2022 Tonbridge, Kent September 2022 Ton comm forum.pdf 3
Reduce Scope 1 & 2 emissions to Net Zero by 2035 Reduce Scope 3 emissions by 30% by humanChampioning2030rights
Plan for Better: bold commitments
57 J Sainsbury plc
At least 83% healthy and better for you sales tonnage by CarbonReduction2025inemissions
Preliminary Results 2021/22
Preliminary Results 2021/22
Reduce Scope 1 & 2 emissions to Net Zero by 2035 Reduce Scope 3 emissions by 30% by humanChampioning2030rights
J Sainsbury PLC was founded in 1869 as a fresh food retailer in London. In its 2020/21 financial year the company made £28.6 billion in retail sales. The impact of change in grocery shopping behaviours as a result of coronavirus lock downs was first registered in April 2020, when sales increased by 8.4%. Sales continued to hit new highs and increased by 13.5% in June 2020, compared to the previous year. Since February 2021, growth has slowed as shopping behaviour stabilise. Sainsbury’s’ competitors, such as Lidl and Aldi, have continuously experienced sales growth over the past years, while traditional British grocery retailers have struggled to perform in the same way.
“Themagazine.collapse of BHS gave the market a stark warning of what could happen to the brand that time forgot. Four years later a quarter of their stores remain vacant and with a tranche of department stores likely to follow, is re purposing the
“Multipleanswer?”.
• Wandsworth: Gravity is taking the Debenhams department store to create a new 80,000 sq ft multiformat leisure concept.
Proposal for Beales department store July 2022 Tonbridge, Kent 2022 Ton comm
September
• Sheffield: The former Co-op department store has been re purposed as co-working space and food hall Kommune.
stores have already either closed, or are in the process of being considered for alternative uses via re purposing, repositioning, right sizing, or redevelopment”. “The process can be slow, but the proposition is an exciting one. What better way to breathe life back into town centres by improving and enlivening spaces right at the heart of the consumer offer. If we are to genuinely improve towns, cities and shopping centres, we need large spaces that can be re imagined as something more useful or that is lacking from that place”.
• Kingston upon Thames: Frasers Group, has planning granted in December 2020 to repurpose an existing high street store to become a multi-format, multi-floor open plan store with 33 residential apartments above
the former
forum.pdf 4
Examples of who, what and where the re imaging process is taking place.
Million Sq Ft of ground floor retain voids MillionnationallySq Ft anticipated to become redundant by the end of theMilliondecade Sq Ft of upper floor or basement retail space, much of which is under Millionutilised.Sq Ft of low-grade office stock within retail places
• Stockport: where there is an oversupply of retail but an under supply of offices, the M&S is being converted to an 80,000 sq ft co-working space called Stok.
Re imagining retail.
• Anthem: A public members club, is looking to acquire department store space that will provide facilities for workspace, meeting rooms, food halls, bars and cafés, competitive socialising and fitness and wellbeing.
Department stores: Extinction or Evolution? Excerpts from Savils Commercial Research and Mix Interiors
Sevenoaks
LONDONWESTERHAM 40km is a market town, and therefore well connected with neighbouring townships and about 47 kms south from location makes it accessible to travel in all directions by train and roads to the nearby settlements. The town is surrounded by a Green Belt, and Areas of Outstanding Natural Beauty (AONB) to the north and south. Tonbridge sits at the heart of a beautiful area of Kent, between the High Weald and Kent Downs AONB. / Borough council populations: Tonbridge & Malling 132,600 121,400 Wells population Kent
Proposal for the former Beales department store July 2022 Tonbridge, Kent September 2022 Ton comm forum.pdf 5 Tonbridge and the surroundingTONBRIDGEarea.TUNBRIDGEWELLSSEVENOAKS MAIDSTONE HADLOW EAST PECKHAM
1,589.100 APPROXIMATE POPULATION SIZES TONBRIDGE 41,617 SEVENOAKS 29,506 TUNBRIDGE WELLS 56,000 MAIDSTONE 120,425 OVER 250,000 PEOPLE WITHIN A 30 MINUTE DRIVE
July 2022 AVA.Sainsburys.pdf 20km 10km
Tunbridge
of
Tonbridge
District
It’sLondon.central
118,900 Maidstone 173,100 Total
TRAIN STATION RACECOURSE PARK
HIGHSTREET RIVER MEDWAY CASTLE
The Angel Centre was created in the early 1980’s. The building currently consists of The Angel Centre, a leisure facility and two large retail units, both on long leases to J. Sainsbury’s PLC. (All owned by Tonbridge & Malling Leisure Trust) Sainsbury’s Tonbridge supermarket is at the opposite end of the building to the Angel Centre. In between there is a large vacant retail unit that has been empty for over 2 years, following the closure of the Beales department store. We are aware that there were very ambitious plans in the past for the redevelopment of the whole Angel Centre site, with Sainsbury’s as the key tenant. We believe a more modest investment could have an equally transformative effect for the benefit of the whole community.
Proposal for the former Beales department store July 2022 Tonbridge, Kent September 2022 Ton comm forum.pdf 6 The current situation. • ANGEL LEISURE CENTRE • VACANT FORMER DEPARTMENT STORE • SAINSBURY’S TONBRIDGE
Proposal for the former Beales department store July 2022 Tonbridge, Kent September 2022 Ton comm forum.pdf 7
refurbishment
1 2 3 4 5 Existing connections to/from the High Street 1 2 3 4 5
The concept. We believe that Sainsbury’s supermarket in Tonbridge is in need of modernisation and a decision on what to do with the large vacant retail unit left when Beales department store closed. On the following pages we propose a more ambitious, unique proposal which is considered in collaboration with Tonbridge and Malling Borough Council. Former Beales department store is refurbished to become the Tonbridge Covered Market and co-worker office space.Partof the existing carpark is remodelled as a public plaza in front of the Covered Market. Phased refurbishment of The Angel PhasedCentre. of Sainsbury’s Tonbridge.Inthefuture, mixed use redevelopment with residential units facing the public plaza.
Covered markets, if designed and operated efficiently, provide a unique food, drink and shopping destination that offers a vibrant and eclectic fusion of hand crafted, hard to find and general everyday items. Gloriously innovative markets have the potential for springing up all over the UK in small towns and cities. Independent local traders would come from a wide and varied range that could include local businesses in the food and drink industry which already have a national presence. Kent, for example, has the majority of the UK’s vineyards, with just over 450 at the last official count. Typical examples could be: Street food vendors . Local wine producers . Cured meet and cheese specialists . Fruit and vegetables . Butcher .International food ingredients stalls . Picture framing . Clothes repair . Cobbler and Key cutter . Bike repair . Book shop . Record shop . Florist . IT repair
What we propose is that Sainsbury’s consider the possibility of a more considered refurbishment where a covered market where Sainsbury’s and independent traders are both part of the mix. Images from Shrewsbury Market Hall
Proposal for the former Beales department store July 2022 Tonbridge, Kent September 2022 Ton comm forum.pdf 8 The Modern Market Experience.
Proposal for the former Beales department store July 2022 Tonbridge, Kent September 2022 Ton comm forum.pdf 9 Estimated Ground floor layout (Based on available information) - 34,519 sq. ft Market Hall + storage = 41 permanent secure market units with roller shutter = 24 demountable market stalls = 43 rentable storage units = Cleaning and services
Proposal for the former Beales department store July 2022 Tonbridge, Kent September 2022 Ton comm forum.pdf 10
Proposal for the former Beales department store July 2022 Tonbridge, Kent September 2022 Ton comm forum.pdf 11
What we propose is that Sainsbury’s consider the possibility of a more considered refurbishment where a co-worker space might be part of the mix.
Accenture
New ways of working. - Fjord Trends 2022: The new fabric of life:
“We’ve had two years of disruption to the systems on which society is run, and it’s taking its toll. There are challenging times ahead, but we believe there are also great opportunities to design new systems, and new ways of being”. “People are fundamentally thinking differently about their sense of agency over their own lives, supported by new opportunities like the side-hustle economy. The rise in individualism and independence has major implications for organisations, relationships with employees and consumer-creators. Businesses should keep this in mind when defining their value proposition to attract and retain employees”.
Estimated Mezzanine level layout
The Market would provide 7,535 sq. feet of Co-working office space Co-working space offers a comfortable, friendly office solution allowing professionals, free-lancers and creatives the convenience of meeting facilities and shared office spaces. We propose cost effective and flexible co-working office space with high speed internet, ample parking space and modern shared office facilities equipped with hot-desks, meeting rooms, breakout/kitchen areas and direct access to the amazing Tonbridge Covered Market. The Market co-working space would be strategically located within short walking distance to Tonbridge train station and with plenty of nearby car parking provided by Tonbridge and Malling Borough Council. It takes an average of 46 minutes to travel from Tonbridge to London by train, over a distance of around 28 miles (45 km). There are normally 294 trains per day travelling from Tonbridge to London. We believe that a minimum of 80 workstations could be provided based upon the information available to us at the time of preparing this document. This would be the place to work, meet, mingle and network with like-minded individuals.
Proposal for the former Beales department store July 2022 Tonbridge, Kent September 2022 Ton comm forum.pdf 12
(Based on available information) - 7,535 sq. ft + services
Proposal for the former Beales department store July 2022 Tonbridge, Kent September 2022 Ton comm forum.pdf 13
Food Markets are homes to some of the best food around. Cuisine from across the globe, prepared freshly everyday with the best of local ingredients. Drink Experience the warmest of welcomes, pull up a chair and soak up the atmosphere in cafes and bars. There’s nowhere better to meet up with friends and family.
Shop An amazing variety can be offered. People come and are inspired and surprised. They tell their friends and come back for more. Co -working
Work.Eat.Drink.Shop.Relax.
The existing mezzanine level at the rear would be refurbished to provide over 7,500 square feet of bespoke serviced office, space tailored to individual needs.
Proposal for the former Beales department store July 2022 Tonbridge, Kent September 2022 Ton comm forum.pdf 14 Market Stalls. • Stall rentals would be affordable with flexible terms, no lease agreement and no hidden charges. • Flexible terms and conditions by way of a licence agreement or application/ registration form. • No lease commitment, legal or agency fees, no credit check. • Monthly payments system with no hidden charges. Easy ways to pay. • No turnover rent or service charge deductions. • Potential room to grow your business. • Safe, secure environment.
Tariffs guide. Unit type: Deposit: Monthly rent: (exl. VAT) Square metres: (Approx)
Single fixed market unit From £300 From £250 10 sq metres
Double fixed market unit From £550 From £500 20 sq metres
Single stall Market floor From £250 From £200 9 sq metres
Stores From £100 From £100 6 sq metres (The above values are intended as a guide to possible tariffs based upon 2022 tariffs at Shrewsbury Covered Market)
Double stall Market floor From £400 From £400 19 sq metres
It is perhaps unrealistic to think that a Tonbridge Market Hall could be open 7 days per week. Opening hours would need further research and dialogue but similar scale markets to what we would propose tend to have the following opening hours.
Tuesday - Saturday 8am - 4pm with some weekly late night and Sunday opening. The food and drink vendors that face the public plaza could have different open hours as they are duel aspect facing into the market hall and out to the public plaza.
Proposal for the former Beales department store July 2022 Tonbridge, Kent September 2022 Ton comm forum.pdf 15
Openingitself. hours?
Ownership and Finance.
Our understanding of the current situation
We believe the building itself is owned by Tonbridge & Malling Leisure Trust. Sainsbury’s have a long term lease that covers their supermarket and the former Beales department store. In order to progress there would need to be a discussion and agreement regarding ultimate ownership, cost of the re-development of the existing building and ongoing operational costs. From speaking with local Architects and Structural Engineers the general consensus is that the stripping out of the existing building and its re purposing is not a complex or prohibitively costly project in
Proposal for the former Beales department store July 2022 Tonbridge, Kent September 2022 Ton comm forum.pdf 16 Preliminary review of income. We have done little market research into tariffs for market stalls or co-worker units, but below is our low estimate of monthly income, excluding deposit payments: Element: Monthly: (exl. VAT) Units measurement:of 14 x Single fixed market units £3,500 10 sq metres 27 x Double fixed market units £13,500 20 sq metres 38 x Single stall Market floor £7,600 10 sq metres 43 x lock-upsStorage £4,300 6 sq metres 80 workstations within co-worker space @ £195/ desk £15,600 7,535 sq feet total space exl. Welfare = 94 sq feet / person TOTAL £44,500
picture collaborations for future discussions.
Proposal for the former Beales department store July 2022 Tonbridge, Kent September 2022 Ton comm forum.pdf 17
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Concept presentation for the former Beales department store in Tonbridge, Kent. Thank you for your time.